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HomeMy WebLinkAboutZ-4343-Y Staff AnalysisAUGUST 29, 2011 ITEM NO.: 1 File No.: Z -4343-Y Owner: Saddle Creek Center, LLC Applicant: Minal Modi Address: 8201 Ranch Blvd. Description: East side of Ranch Blvd., between Cantrell Road and Ranch Drive Zoned: C-2 Variance Requested: A variance is requested from the sign provisions of Section 36-557 to allow sign without street frontage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Restaurant Proposed Use of Property: Restaurant STAFF REPORT A. Public Works Issues: No Comment B. Staff Analysis: The C-2 zoned property at 8201 Ranch Blvd. is occupied by a one-story commercial strip center and associated paved parking. The property is located on the east side of Ranch Blvd. at Ranch Drive. The commercial building is part of a multi -building development. Access drives from Ranch Blvd. and Ranch Drive serve the property. The applicant occupies the south end of the westernmost building and operates a Subway restaurant. There is a drive-thru window on the south end of the building, with paved parking on the east and west sides of the building. An access driveway which serves the overall development is located on the south side of a drive which accesses the drive-thru window. The Subway restaurant has one (1) wall sign (approximately 20 square feet) on the west side of the building (facing Ranch Blvd.) and a small sign (approximately 2 square feet) on the face of a canopy over the drive-thru window. The applicant proposes to install another "Subway" wall sign similar to the existing sign which is located on the west wall of the building. The proposed sign will be AUGUST 29, 2011 ITEM NO.: 1 ICON'T. approximately 20 square feet in area and located on the south wall of the building, near the fagade's upper left corner. The applicant is also proposing two (2) permanent sign frames to be located on the south wall, west of the drive-thru window. Each frame will be 16.5 inches by 82 inches in area, and contain graphics (photos, artwork, etc.) of the business' product. The graphics will be able to be changed out periodically. Section 36-557(a) of the City's Zoning Ordinance requires that all on -premise wall signs face required street frontage. Therefore, the applicant is requesting a variance to allow the "Subway" wall sign, two (2) informational -type wall signs and the small canopy sign on the south side of the building with no direct street frontage. Staff is not supportive of the variance to allow wall signs without street frontage, as filed. Staff does not support the variance to allow the "Subway" wall sign at the upper left corner of the building's south wall. The proposed sign will face Cantrell Road. It has been staff's past policy to be very conservative in allowing additional signs along the Highway 10 Design Overlay District. Staff strives to eliminate potential sign clutter within the DOD, and therefore, cannot support the additional store identification sign. Staff has no problem with the two (2) information -type signs on the building's south wall and the very small canopy sign over the drive- thru window. Those signs are lower on the building and designed to be utilized by traffic within the development and in the drive-thru area. Staff believes these signs will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends denial of the requested sign variance, as filed. BOARD OF ADJUSTMENT: (AUGUST 29, 2011) Staff informed the Board that the application needed to be withdrawn, based on the fact that staff determined the issue could be handled at the administrative level, with no variance needed. The item was placed on the Consent Agenda and withdrawn, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent.